creating economy through long term, affordable financing for water and energy retrofits to...
TRANSCRIPT
Creating EconomyThrough Long Term, Affordable Financing
for Water and Energy Retrofitsto Commercial and Industrial Property
PACE in a Box
Charlene [email protected]
www.KeepingPACEinTexas.org
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PACE in a Box
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• SB 385, Sen. John Carona and Rep. Jim Keffer
• The coalition:• County Judges and Commissioners Association of Texas• Independent Bankers Association of Texas• South-central Partnership for Energy Efficiency as a Resource• Texas Association of Business• Texas Association of Counties• Texas Bankers Association• Texas Building Owners and Managers Association• Texas Combined Heat and Power Initiative• Texas Manufactures Association • Texas Municipal League• Texas Renewable Energy Industry Association • US Business Council for Sustainable Development• US Green Building Council• Dozens of other organizations and companies
So What’s the PACE Process?
● A building owner (office building, store, factory, barn, church, apt. complex, etc.):
► Finds a contractor,
► Selects projects,
► Identifies a lender, and
► Applies to the PACE program
● If the owner, building, and project all meet PACE requirements:
► The owners signs a contract with the PACE program, which places a senior lien on the property
► The lender provides funding,
► The contractor completes the project, and
► The PACE program bills assessments to the owner and forwards the payments to the lender
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PACE in a Box
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PACE Benefits Counties and Municipalities
•Economic Development – A US investment Opportunity of nearly $28 billion over the next 10 years that would translate to:
• Over $1 trillion in energy savings,• over 3 million jobs, and• Over 600 million fewer metric tons of carbon emissions*
•Improved Building Infrastructure
•Voluntary private sector water and energy conservation
•Voluntary private sector support for and progress toward local community goals*United States Building Energy Efficiency Retrofits: Market Sizing and Financing Models A 2012 Research Study Collaboration between the Rockefeller Foundation and DB Climate Change Advisors
Energy in Texas Today
● Texas leads the nation in energy consumption, accounting for 12% of the nation’s energy use and is the fifth largest energy consumer in the world
● Demand for electricity has increased 20% since 2000
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ERCOT Electricity Demand and Supply
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US Energy Consumption
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Sources: U.S. Dept. of Energy (2009) Building Energy Data Book; World Resources Institute (2006) U.S. Greenhouse Gas Emissions Flowchart; U.S. Energy Information Administration (2008) “2003 CBECS” Table B9; Marnay, C and M. Stadler et al. (2008) “A Buildings Module for the Stochastic Energy Deployment System.” LBNL
U.S. v. Texas Energy Consumption
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U.S. Texas
Deloitte reSources 2012 Study: Insights into Corporate Energy Management Trends
Insights into Texas’Corporate Energy Management
90% of Texas companies surveyed have specific electricity and energy management goals in place:
•90% View reducing electricity costs as essential to staying competitive from a financial perspective
•73% view reducing electricity costs as essential to staying competitive from an image perspective
•57% have customers demanding more environmentally considerate solutions
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Texas Drought Impact
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Texas’ Projected Water Demandsand Existing Supplies
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Projected Texas Population
“More than 1,000 people…move to Texas every day.” Gov. Rick Perry, 12/29/2012.
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STOP: talking about the problem.START: talking about the solution!
● Texas Leadership is investing in water and power infrastructure – Water, Energy, Roads
● Investing in Building infrastructure – part IV of the solution
● By far the cheapest and most affordable supply we find will be the existing supply we can reallocate because of conservation
● Old approaches called for mandates or tax and incentive policies that distorted the market and reduced revenues to local governments
● New approach…13
Why Not Capitalize the Energy Savings?
• “U.S. Businesses Waste $60 Billion Annually on Energy.”
• “Scaling up energy efficiency retrofits offers a $279 billion investment opportunity with potential for energy savings totaling more than $1 trillion over a period of 10 years.”
If there is so much pent-up demand for energy & water efficiency retrofits for commercial and industrial buildings, then why is this untapped sector of the economy laying fallow?
Answer: The ROI for energy retrofits is too long to justify capital expenditures using existing financing tools.
Sources: Beth Hartman, E Source Research Brief, September 2012; Report conducted by The Brookings Institute ‘Renewing the Economy’ November 2012
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Example: Typical Private Sector Retrofit Bid - 5 Star Hotel
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The secret to PACE in a Box
● The keys to PACE are the assessment and the senior lien.
● Assessments are economic development tools used successfully in Texas for decades (Property Improvement Districts, PIDs).
● Think of PACE as “a one building PID.”
● Since the cost of the PACE program overhead can be folded into the assessment, PACE programs can operate without local tax dollars.
● The assessments stay with the land and do not accelerate.
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The fine print
●If there is an existing mortgage, the written consent of the mortgagee is required
●PACE projects must be permanent improvements to existing facilities
●PACE projects must conserve water, increase energy efficiency, and/or add renewables or other onsite power generation like CHP.
●SB 385 requires an independent review of the projected savings to provide confidence in the project’s utility savings for the building owner, lender and community
●A PACE annual assessment is less than the annual water and energy savings of the project
●The loan/assessment is spread over the number of years necessary for the annual utility savings to pay for the assessments (<20)
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SB 385 - PACE Offers Solutions
Barriers
Scarce internal capital budget
No access to, aversion to financing
• No investment-grade credit rating
• Lack of collateral assets that don’t fall under first mortgage
Uncertain holding period
Owner / tenant split incentives
Skepticism savings/ROI will be realized
No down payment and costs spread over time w/ savings
• Repayment security through senior lien position
• Backed by property, not by owner or equipment collateral
PACE obligation transfers to the new owner upon sale
Qualifies as NNN pass-thru cost
ESCO/contractor guarantees or third party insures performance
PACE Solutions
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Status of PACE in Texas
“PACE in a Box” is a toolkit of recommendations and templates for counties and municipalities to:
► Create viable, cost effective, user friendly, scalable, and sustainable PACE programs
► Encourage and support local discussions about forming regional or multi-jurisdictional programs
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PACE in a Box Working Groups
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Program Design•Templates for Municipal Resolution•Application Process•Collection Process•Overview / Flow Chart
Program Underwriting•Building Owner Qualifications•Building Qualifications•Project Qualifications•Savings to Investment Ratio
Technical Standards•Energy Saving M&V•Water Savings M&V•Third Party Review•M&V Resources
Funding Platform•Responsible Loan Making•Attracting Capital•Bonding
Education and Training•Education to Municipalities•Marketing Campaign to Building Owners, Lenders, and Contractors•M&V training
PACE in a Box
SB 385 Creates Good things for Texas Communities:
► All authority is local and voluntary
► Taxpayer dollars are not necessary
► No mandates, no picking winners and losers
► Free market at work (building manager CAN invest in retrofits with the CFO’s blessing & lender consent)
► Keep the Texas economic engine primed by creating economy & jobs; money now burned in utility bills is capitalized and contributes to the local economy!
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Anticipating PACE in a Box
● Interested in PACE? Here’s what you can do now:
► Join the Texas PACE Coalition and help create PACE in a Box. Sign up on the “Contact Us” page at www.KeepingPACEinTexas.org
► Begin conversations about why PACE and its economic development outcomes are good for your community and your businesses
► Begin conversations with your neighbors about the best way to consider a regional or multi-county program
► Resources:
− www.KeepingPACEinTexas.org
− www.PACENow.org22
